The Turnover Bill: Tenant Turnover Cost & Retention Math

One ordinary turnover on the sample $1,450 unit: six weeks empty, paint, clean, the repair list that only appears when the furniture leaves, advertising, fourteen hours of your time, and a modest move-in concession — $5,430. That's 3.7 months of rent to swap tenants. Which reframes the $50 raise: if it nudges a good tenant out, you'll collect it for nine years before breaking even.

How it works

• The Turnover Bill — ten honest inputs → the itemized cost, the months-of-rent multiple, and the $335-a-week meter that runs while the paint dries
• The Retention Ledger — the raise-vs-turnover breakeven, the perk multiple (a $150 renewal perk is 36× cheaper than the turnover it prevents), and the renewal playbook: 90 days out, split big gaps over two renewals, and why the 48-hour maintenance response does more for renewals than any gift card
• Turn It Fast, Turn It Once — list on day one of notice, the five-day turn, the one exception (deferred maintenance gets done while it's empty), the honest relist price, and screening as turnover prevention

Built for

Self-managing landlords · house hackers and duplex owners · small portfolios · property managers who need the owner to finally understand the renewal recommendation.

What you get

One .xlsx file, four tabs, instant download. Excel, Google Sheets, Apple Numbers, LibreOffice. No macros, no subscription. Every line editable; the math never argues for keeping a bad tenant.